How Much Do UK Estate Agents Charge? A Guide to Fees & Saving Money When Selling Your Home
Selling your home in the UK? Our guide explains estate agent fees, compares high street vs. online agents, and gives you tips on how to negotiate and save money.
Selling your home is one of the biggest financial transactions you'll ever make. Amidst the excitement of securing a sale, the associated costs can be daunting, with estate agent fees often being the single largest expense. Understanding how these fees work, what typical rates and how you can negotiate them is fundamental to maximising the profit from your sale.
At Plouta, we believe in empowering you with clear, practical knowledge to help you navigate your financial journey with confidence. This guide will demystify UK estate agent fees, compare the different types of agents, provide actionable tips for saving money, and highlight other essential costs to budget for when selling your home.
What you will learn in this guide: ⤵
How Estate Agent Fees Work: Understanding percentage commissions vs. flat fees.
Average UK Estate Agent Fees (2025): What you can expect to pay for high street and online agents.
A Comparison of Top Estate Agents/Models: Looking at the different services on offer.
Actionable Tips to Save Money: How to negotiate fees and reduce other selling costs.
Beyond the Commission: Other essential costs to budget for when selling your home.
Understanding Estate Agent Fee Structures
When you decide to sell your home, you'll encounter two primary fee models:
Percentage Commission (The Traditional Model): This is the most common model used by high street estate agents. The fee is a percentage of the final selling price of your property.
Key Feature: It's almost always charged on a "no sale, no fee" basis. You only pay the commission if your agent successfully sells your property and the sale completes.
The Catch: The fee is subject to VAT at 20%, so always confirm if a quoted percentage includes VAT. For example, a 1.25% + VAT fee is actually a 1.5% fee.
Fixed Fee (The Online/Hybrid Model): This model is championed by online and hybrid estate agents. You pay a set, upfront flat fee regardless of what your property sells for.
Key Feature: The fee is often payable upfront or on a deferred basis, but it's typically due whether your property sells or not. This is the biggest risk associated with this model.
The Appeal: The upfront cost is often significantly lower than a potential percentage commission, especially on higher-value properties.
Average UK Estate Agent Fees
Fees can vary based on your property's value, location (London fees are often higher), and the type of contract you sign.
| Contract Type | Typical Fee Range (including VAT) | Description |
|---|---|---|
| Sole Agency | 1.2% - 1.8% | You instruct a single agent to sell your property for a set period. This is the most common and cost-effective traditional option. |
| Multi-Agency | 3.0% - 3.6% | You instruct multiple agents at the same time. You only pay the commission to the agent who successfully sells your property. The higher fee reflects the increased competition and risk for the agents. |
Average Fee: Across the UK, the average sole agency fee hovers around 1.42% to 1.5% (including VAT).
Worked Example: On a property sold for £300,000, a 1.5% commission would be £4,500.
Online & Hybrid Agents (Fixed Fee):
Typical Fee Range: £300 - £1,500+ (including VAT).
What's Included?: This is the crucial question. Basic packages might only include listings on portals like Rightmove and Zoopla, with photos, floorplans, and viewings management left to you. More expensive packages might include accompanied viewings, premium listings, and sales progression support.
Payment Models:
Pay Upfront: The cheapest option, but you pay regardless of the outcome.
Pay Later / No Sale, No Fee: Some online agents now offer deferred payment or "no sale, no fee" options, but these are typically more expensive than the pay-upfront packages.
| Agent Type | Typical Providers | Fee Structure | What's Usually Included | Best For |
|---|---|---|---|---|
| High Street Agent | Connells, Foxtons, Your local independent | Percentage (1.2% - 1.8% incl. VAT) | Valuation, photos, floorplan, marketing (portals, window), accompanied viewings, negotiation, sales progression. | Sellers who value local expertise, a personal relationship, and a fully managed service from start to finish. |
| Online/Hybrid Agent (Full Service) | Purplebricks, Yopa | Fixed Fee (£1,000 - £2,000) or a "no sale, no fee" option | Similar to high street, but often with a dedicated "local expert" rather than a physical office. Packages can vary. | Sellers comfortable with a more digital process who want to save on commission for a comprehensive service. |
| Online Agent (Basic/DIY) | 99home, emoov | Fixed Fee (£99 - £500) | Basic online listing on major portals. Photos, descriptions, viewings, and negotiations are often handled by the seller. | Experienced sellers with straightforward properties in high-demand areas who are happy to do most of the work themselves. |
Actionable Tips to Save Money When Selling Your Home
Your estate agent fee is often the single biggest cost, and it's negotiable!
1. Negotiate the Commission Rate
Get 3 Valuations: Invite at least three different local high street agents to value your home. This gives you a clear market appraisal and lets them know they are competing for your business.
Ask for Their Best Rate: Once they've presented their valuation and marketing strategy, ask what their best commission rate is. Don't be afraid to tell them you're speaking to other agents.
Compare Performance, Not Just Price: The cheapest agent isn't always the best. Use agent comparison tools to look at their track record: how quickly they sell properties like yours, and how close they get to the asking price. A better agent charging 1.5% who achieves a higher sale price is better value than a cheaper agent at 1.2% who achieves less.
Propose a Tiered Fee: To incentivise your agent, you could propose a tiered structure. For example: "I'll pay 1.2% if you sell for up to £400,000, but I'll pay 1.75% on anything you achieve above that price."
2. Scrutinise the Contract
Check the Tie-in Period: A standard sole agency contract might have a tie-in period of 12 weeks. Try to negotiate this down to 4-8 weeks to give you more flexibility if you're not happy with their performance.
Look for Hidden Fees: Ensure your contract is genuinely "no sale, no fee." Check for any withdrawal fees if you decide to take your property off the market.
"Ready, Willing, and Able Purchaser" Clause: Avoid this clause if possible. It could mean you owe the agent a fee even if a buyer they find pulls out before contracts are exchanged.
3. Reduce Other Selling Costs
Conveyancing: Shop around for conveyancing solicitors. You don't have to use the one recommended by your estate agent. Compare quotes online, but also check reviews. Average cost: £850 - £1,500.
Energy Performance Certificate (EPC): You legally need an EPC before marketing your property (valid for 10 years). Your agent can arrange one, but it's often cheaper to book one directly with a local accredited assessor. Average cost: £60 - £120.
Removals: Get quotes from multiple removal firms well in advance. Moving on a weekday is usually cheaper than a Friday. Average cost (3-bed house): £800 - £1,200.
Mortgage Fees: If you're moving and have a mortgage, check if you have to pay an Early Repayment Charge. Ask your lender if you can "port" your existing mortgage rate to your new property to avoid this.
Beyond the Commission: Other Essential Costs to Budget For
Beyond the main fees, remember to budget for:
Conveyancing / Legal Fees: As above, a significant cost for handling the legal transfer of ownership.
EPC Certificate: A legal requirement.
Removal Costs: The physical cost of moving.
Leasehold Management Pack: If you are selling a leasehold property, you will need to pay the freeholder or managing agent for this pack of documents for the buyer. This can cost £300 - £800 or more.
Indemnity Insurance: A one-off policy to cover minor legal defects with the property if requested by the buyer's solicitor. Cost: £20 - £300.
Capital Gains Tax (CGT): You usually don't pay CGT on the sale of your main home. However, it may be due if you are selling a buy-to-let property, a second home, or an inherited property.
Key Takeaways: Getting the Best Value When Selling Your Home
Understand the Fee Models: High street agents typically charge a percentage commission (e.g., 1.2% - 1.8% incl. VAT) on a "no sale, no fee" basis. Online agents usually charge a lower fixed fee, which is often payable upfront, regardless of whether your home sells.
Fees Are Negotiable: Never assume the first commission rate you are quoted is the final one. Always be prepared to negotiate.
Get at Least Three Valuations: Invite three different local agents to value your property. This gives you a better sense of your home's worth and lets the agents know they are competing for your business.
Compare Value, Not Just Price: The cheapest agent isn't always the best. An agent who achieves a higher sale price can be worth a slightly higher commission fee. Check their track record for selling similar properties in your area.
Read the Contract Carefully: Pay close attention to the tie-in period (try to keep it short, e.g., 4-8 weeks) and watch out for clauses that might make you liable for a fee even if the sale falls through.
Budget for All Selling Costs: Your estate agent's commission is the largest cost, but don't forget to budget for conveyancing/legal fees, your Energy Performance Certificate (EPC), and removal costs.
Consider a Hybrid Approach: If you are comfortable with a more digital process but still want local expert support, a full-service online or hybrid agent can offer a good middle ground between the high street and basic DIY models.
Conclusion: Who Is This Best For?
Choosing an estate agent and navigating selling costs is a balancing act.
High Street Agents are best for those who want a comprehensive, hands-on service with local expertise and are willing to pay a commission for the convenience and potential to achieve the best price.
Online/Hybrid Agents are best for those who are more cost-conscious, confident with a digital-first process, and in some cases, happy to handle parts of the sale like viewings themselves.
The key to saving money is not just picking the cheapest option, but the one that offers the best value. A great agent can more than cover their fee by securing a higher sale price and managing the process smoothly. By doing your research, comparing options, and negotiating smartly, you can ensure you keep as much of your hard-earned equity as possible.
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Plouta Disclaimer: This guide provides general information about UK estate agent fees and selling costs based on information available as of June 2025. It is for informational and educational purposes only and does not constitute financial advice. Fees, costs, and market conditions can change and vary significantly by location and provider. Always get written quotes and read contracts carefully before instructing any professional. Consider seeking independent financial advice tailored to your circumstances.